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landed, sizes are land area · 266469

Kings Ville

Project page · 102-year lease from 1996

Indicative value range
S$4,589,278 – S$4,702,441
Indicative mid S$4,653,042 · S$1,754 psf

Based on 8 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 2,653 sqft of land, typical for Kings Ville. Houses differ widely in land and built-up area, so enter yours below for your own range.

102-year tenure: the lease method is for 99-year leasehold only.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jan 2026Kings Ville-2,325 sqftS$4,300,000S$1,849 psf×1.018S$1,883 psf
Sept 2025Kings Ville-2,404 sqftS$4,350,000S$1,810 psf×0.988S$1,789 psf
Aug 2025Kings Ville-2,427 sqftS$4,220,000S$1,739 psf×0.988S$1,718 psf
Jul 2025Kings Ville-2,696 sqftS$4,820,000S$1,788 psf×0.988S$1,767 psf
Jul 2025Kings Ville-2,897 sqftS$5,080,000S$1,754 psf×0.988S$1,733 psf
May 2025Kings Ville-2,563 sqftS$4,480,000S$1,748 psf×1.005S$1,757 psf
Apr 2025Kings Ville-2,553 sqftS$4,320,000S$1,692 psf×1.005S$1,700 psf
Nov 2024Kings Ville-2,610 sqftS$4,380,000S$1,678 psf×1.043S$1,751 psf

How accurate is this estimate for Kings Ville?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

2.97% gross yield

S$138,000 of rent a year against the estimate above · 0.28 points above flats like it

Leases signed here within a quarter of this size run about S$11,500 a month, the middle of 5 of them.

Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262500-3000 sqft—Semi-Detached HouseS$12,300
Q3 20263000-3500 sqft—Semi-Detached HouseS$10,300
Q3 20263000-3500 sqft—Semi-Detached HouseS$9,500
Q3 20263000-3500 sqft—Semi-Detached HouseS$9,500
Q1 20263000-3500 sqft—Semi-Detached HouseS$14,000
Q1 20263000-3500 sqft—Semi-Detached HouseS$12,500
Q1 20262500-3000 sqft—Semi-Detached HouseS$11,500
Q1 20262000-2500 sqft—Semi-Detached HouseS$9,800

median of 5 URA rental contracts at Kings Ville within a quarter of 246.5 sqm, since 2025Q4.

Buying or selling at S$4,653,042?

Buying: Stamp duty on S$4,653,042 · Cash and CPF needed on S$4,653,042 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,653,042.

Each opens with this figure filled in; change anything there.

Primary schools near 96 King's Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2026
Kings Ville · Semi-detached · 69 years left
3,412 sqftS$5,800,000S$1,700 psf
Jan 2026
Kings Ville · Semi-detached · 69 years left
2,325 sqftS$4,300,000S$1,849 psf
Sept 2025
Kings Ville · Semi-detached · 69 years left
2,404 sqftS$4,350,000S$1,810 psf
Aug 2025
Kings Ville · Semi-detached · 69 years left
2,427 sqftS$4,220,000S$1,739 psf
Jul 2025
Kings Ville · Semi-detached · 70 years left
2,897 sqftS$5,080,000S$1,754 psf
Jul 2025
Kings Ville · Semi-detached · 70 years left
2,696 sqftS$4,820,000S$1,788 psf
May 2025
Kings Ville · Semi-detached · 70 years left
2,563 sqftS$4,480,000S$1,748 psf
Apr 2025
Kings Ville · Semi-detached · 70 years left
2,553 sqftS$4,320,000S$1,692 psf
Nov 2024
Kings Ville · Semi-detached · 70 years left
2,610 sqftS$4,380,000S$1,678 psf
May 2024
Kings Ville · Semi-detached · 71 years left
3,166 sqftS$5,150,000S$1,627 psf
Apr 2024
Kings Ville · Semi-detached · 71 years left
3,349 sqftS$4,980,000S$1,487 psf
Mar 2024
Kings Ville · Semi-detached · 71 years left
2,422 sqftS$4,150,000S$1,714 psf
Feb 2024
Kings Ville · Semi-detached · 71 years left
2,325 sqftS$3,960,000S$1,703 psf
Oct 2023
Kings Ville · Semi-detached · 71 years left
2,428 sqftS$3,935,000S$1,620 psf
Jul 2023
Kings Ville · Semi-detached · 72 years left
2,427 sqftS$3,920,000S$1,615 psf
Jul 2023
Kings Ville · Semi-detached · 72 years left
2,951 sqftS$4,775,000S$1,618 psf
Jul 2023
Kings Ville · Semi-detached · 72 years left
3,147 sqftS$5,050,000S$1,605 psf
Apr 2023
Kings Ville · Semi-detached · 72 years left
2,700 sqftS$4,200,000S$1,556 psf
Mar 2023
Kings Ville · Semi-detached · 72 years left
3,188 sqftS$4,120,000S$1,292 psf
Jan 2023
Kings Ville · Semi-detached · 72 years left
3,412 sqftS$4,750,000S$1,392 psf
Jul 2022
Kings Ville · Semi-detached · 73 years left
2,485 sqftS$3,800,000S$1,529 psf
Jun 2022
Kings Ville · Semi-detached · 73 years left
3,663 sqftS$4,580,000S$1,250 psf
Jun 2022
Kings Ville · Semi-detached · 73 years left
2,356 sqftS$3,800,000S$1,613 psf
Mar 2022
Kings Ville · Semi-detached · 73 years left
3,241 sqftS$4,680,000S$1,444 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.